DSCR financing qualifies the property rather than you. The rent the property brings in is measured against what it costs to carry, and that ratio is what the lender underwrites. DSCR programs generally do not require personal tax returns or W-2 income qualification, and qualification is based primarily on the property's cash flow rather than personal DTI.
That total includes principal, interest, taxes, insurance, and association dues. Flood insurance counts where the property requires it. The DSCR calculator works all of that out for a specific property.
Depreciation and write-downs are good tax planning and bad mortgage applications. A DSCR loan does not look at them.
Conventional financing limits how many properties you can have financed at once. DSCR programs are underwritten differently, and that limit is usually not the obstacle.
Most conventional financing will not lend to an entity at all. Entity-titled purchases and refinances are ones I actually do.
Cash-out refinancing on a property you already own, so you can redeploy it into the next one.
Some programs use market rent from the appraisal rather than the signed lease. Some treat reserves or required insurance differently. Two lenders can look at the same property and reach different numbers, which is the argument for sending me the scenario before you write an offer. I will tell you where it prices best.